The Old Farmers Boy Village Street, Langley Village, , SG4 7PN A superb Grade II Listed detached family home in a lovely semi-rural location

Reception room w dining room w snug w family room w study w kitchen/breakfast room w utility room w cloakroom w cellar w master bedroom w guest bedroom with en-suite shower room w 3 further bedrooms w family bathroom w double garage w off-street parking w gardens

Knebworth Station 3.7 miles, Hitchin 5.7 miles, 5.4 miles, Garden City 7.2 miles, A1(M) (J6) 4.7 miles, Luton Airport 10.6 miles Description Formerly the village inn some 12 years ago The Old Farmers Boy has now been transformed into a comfortable family home, showcasing a wealth of period details including fireplaces, exposed timbers and latticed windows. The solid oak front door opens onto a hallway which overlooks the living areas through the pared back timber frame. Originally 3 cottages with attached barn, there are now separate and distinct living spaces divided by exposed timber frames, which gives a modern open plan feel whilst remaining reassuringly cosy. With 3 separate sitting areas, a dining room and study, plus the kitchen/ breakfast room and family room this space could be perfect for giving the family room to spread out. The kitchen/breakfast room was designed by Knights Country Kitchens and has a fusion of oak and painted units, topped with granite work surfaces and features a larder cupboard. With an electric range cooker featuring a 6-ring hob and 2 ovens inset into an alcove and two integrated fridges freezers this would certainly meet with the chef of the house’s approval. There is a stable door opening out to the garden sheltered by an oak gabled porch. Adjacent to the kitchen is a utility room with space for a full size chest freezer and separate laundry appliances A step leads from the kitchen down to the family room which has two large roof lights and Bi-Fold French doors opening up onto the terrace. The clever use of the same flooring in the family room for the terrace outside and a recessed threshold serving to blur the divide it feels like the two spaces become one. At one end of the room there is a wall of cupboards providing storage for coats and footwear. Two staircases lead up to the first floor which offers the opportunity to arrange the bedrooms to suit your own family’s needs. Set in one wing of the house is a guest suite with built in wardrobes, an en-suite shower room and views over rooftops to the countryside views beyond. Across the landing is a double bedroom, with original fireplace and exposed bricks and beams. An interconnecting door leads to another double room which has plumbing installed so could potentially be converted into an en-suite bathroom with space for a dressing area. Adjacent is the family bathroom with bath and separate shower perfectly placed for the two neighbouring bedrooms. The main bedroom also has exposed brick walls and has views over the front and rear gardens. A separate door leads to another room which is currently open plan to the landing with stairs leading down to the study. With the necessary consents this room could be reinstated with a partition wall restoring it to an independent room which could be used as a bedroom or dressing area for the main bedroom. Outside With carefully thought out planting ensuring colour and interest is prevalent throughout the year, the gardens have been landscaped and designed to provide different outdoor areas. There is a gabled summer house set at the rear of the garden overlooking lawns which border a circular terrace. There is also a circular patio set along a gravel path, placed perfectly for the setting sun. Stretching along the rear of the house is a flagstone dining terrace which is positioned for easy access into the kitchen and family room. Set at one end of the garden, a few steps from the kitchen, is a vegetable and fruit garden with raised beds fashioned out of reclaimed railway sleepers. Leading from this area is a sheltered courtyard outside the utility room. A heritage style double garage is located to one side of the house and has the potential to create a vast loft storage area. Tucked behind is a courtyard garden with a slate terrace. There is access from each side of the house through pedestrian gates and also through double vehicular gates from Homefield Lane. For garden storage there is an L-shaped garden shed next to the garage, while at the front of the house is a brick built children’s playhouse featuring its own fireplace.

Location Located towards the end of a no-through lane, the house has access onto a network of footpaths across fields. Langley Village is a Hamlet accessed down a no through road, surrounded by open countryside and located on the fringe of the Bowes Lyon estate at St Pauls Walden. Local shops are on the High Street of with more comprehensive facilities being available at either Hitchin with its popular bustling Georgian market square or which has a branch of John Lewis and Waitrose. Primary state education is available with a school in Codicote and Preston villages with State secondary education provided by schools in nearby towns such as Hitchin Boys’ School, Hitchin Girls’ School and Monk’s Walk School. Private schooling is well catered for in nearby towns including Princess Helena College, Sherrardswood, and Schools. Commuting facilities are provided by the mainline rail station at Hitchin (London Kings Cross 25 minutes). Stevenage and Knebworth also provide the commuter with rail links into London. The A1(M) and the M25 provide access to the national motorway network. Viewing Strictly by appointment with Savills.

Floorplans Porch Main House gross internal area = 3,047 sq ft / 283 sq m Garage gross internal area = 413 sq ft / 38 sq m Total gross internal area = 3,460 sq ft / 321 sq m Kitchen

Family Room 5.69 x 5.22 6.61 x 3.37 18'8" x 17'2" Sky 21'8" x 11'1"Sky Breakfast Area

Utility 2.95 x 2.61 9'8" x 8'7" To Cellar 4.10 x 2.45 13'5" x 8'0" Study Entrance Hall 5.00 x 2.46 Dining Room Reception 5.02 x 4.00 16'5" x 8'1" 5.00 x 5.00 F/P 5.00 x 3.90 16'6" x 13'1" 16'5" x 16'5" 16'5" x 12'10" Snug 5.00 x 2.18 F/P 16'5" x 7'2"

Bedroom 3 5.20 x 3.20 17'1" x 10'6" Porch Ground Floor

Cellar

Bedroom 5 Master Bedroom 5.05 x 2.80 5.60 x 5.00 Bedroom 2 Bedroom 4 16'7" x 9'2" 18'4" x 16'5" 4.22 x 4.22 3.81 x 3.17 13'10" x 13'10" Garage 12'6" x 10'5" 6.50 x 5.90 21'4" x 19'4"

First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8235821/NGO

Savills Important Notice [email protected] Savills, their clients and any joint agents give notice that: 1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or 01582 465000 representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills savills.co.uk have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 150910ML